Thinking about moving but not ready to sell your Goodyear home? Turning it into a long-term rental can create steady income and keep your equity working. The key is getting the numbers, rules, and setup right before you hand over the keys.
In this guide, you’ll see what similar homes are renting for in Goodyear, the Arizona and city rules you must follow, how taxes and insurance change, what to budget for make-ready, and a simple framework to decide rent versus sell. You’ll also get a clear checklist to start. Let’s dive in.
Goodyear rent potential in 2026
Setting the right asking rent starts with real data. Averages vary by source, since each one tracks a different slice of the market. Recent snapshots show the citywide average near the low-to-mid $1,000s per month. For example, RentCafe reports an average around $1,628, while Apartments.com shows about $1,398. Use both as context, then confirm with neighborhood-level comps.
- Check current averages on RentCafe’s Goodyear rent trends.
- Compare with Apartments.com’s Goodyear market trends.
For a typical single-family home, you should price from true comps, not just apartment medians. As a practical starting point, many 3-bedroom Goodyear single-family rentals in 2026 may pencil in the ballpark of $1,800 to $2,300 depending on size, condition, and location. Treat that as a checkpoint, then refine using recent MLS-style rental comps within your subdivision and similar square footage.
Market forces shift, too. New construction in greater Phoenix has influenced rent growth and concessions in recent years, so track timing and incentives as you set price. You can monitor broader context in quarterly insights like this Phoenix-focused market report, then zero in on street-level comps before you list.
Arizona and city rules: what to follow
Getting compliant up front protects your cash flow and your rights. Here are the essentials.
Habitability and repairs
Arizona requires landlords to keep the home fit and habitable and to follow building codes that affect health and safety. That means addressing key repairs, providing working utilities, and maintaining equipment that impacts livability. Review the statute at ARS 33-1324.
Security deposits and refunds
Security deposits in Arizona come with rules on amounts, accounting, and timing. You must provide an itemized list of deductions and return any balance within the statutory window after move-out. Read the security deposit rules at ARS 33-1321.
Notices and evictions
Arizona sets specific notice periods for lease violations. For nonpayment, a 5-day pay-or-quit notice is required before filing a special detainer. Different breaches have their own cure or termination timelines, and month-to-month terminations generally require 30 days’ notice. Details are laid out at ARS 33-1368. Your lease must align with these statutes.
City taxes and rental registration
As of January 1, 2025, Goodyear updated how local Transaction Privilege Tax (TPT) applies to residential long-term rentals. Review the city’s guidance, and if you previously collected city TPT you may need to register or resolve any open returns. Start with the city’s Real Estate Rental Tax page.
Short-term rentals operate under a different set of rules. Goodyear has a specific short-term rental ordinance and licensing program effective January 1, 2023. If you stick to leases of 30 days or longer, that program generally does not apply, but confirm the details on the city’s short-term rental ordinance update.
HOA and CC&R restrictions
Many planned communities and condos limit or regulate leasing, require owner registration, or cap the percentage of renter-occupied units. Read your CC&Rs and rules closely and request written clarification from your association if needed. Industry resources like the Community Associations Institute explain why these checks are essential for compliance and planning. See this CAI guidance.
Federal disclosures and fair housing
For homes built before 1978, you must disclose known lead-based paint hazards and provide the EPA/HUD lead pamphlet before lease signing. Review the federal rule here: EPA Lead-Based Paint Disclosure.
Fair housing laws apply to advertising, screening, leasing, and management. Keep your policies neutral and consistent. Goodyear offers local resources on its Fair Housing page.
Taxes, insurance, and your lender
Becoming a landlord changes your tax picture, insurance needs, and possibly your loan obligations. Plan these pieces before you market the home.
Taxes and depreciation basics
Rental income and eligible expenses are reported on your federal return, typically on Schedule E. Common deductible expenses include repairs, property management fees, insurance, mortgage interest, property taxes, and utilities that you pay. Residential rental buildings are generally depreciated over 27.5 years under MACRS. Review the IRS rules in Publication 527.
If you later sell, the primary-residence exclusion depends on meeting ownership and use tests. Converting to a rental starts depreciation and can affect how much gain you can exclude and whether you owe depreciation recapture. Read up on home-sale rules in IRS guidance such as Pub. 523, then have your CPA model both outcomes so you can compare hold versus sell after taxes. A starting resource is the IRS publications hub here: IRS homeowner tax publications.
Practical next step: ask your CPA to project your 12-month net operating income, after-tax cash flow, and potential depreciation recapture if you sell down the road.
Insurance and mortgage occupancy rules
Once a home becomes a rental, a standard homeowner policy is not enough. Ask for a landlord dwelling policy and consider extra liability or an umbrella. Premiums are typically deductible as a rental expense. For a tax-focused overview, see this summary on rental income and insurance deductions.
If you have a loan with occupancy requirements, timing matters. Many government-backed programs expect you to occupy the home for about 12 months before converting it to a rental. Review your note and check with your lender. For context on FHA occupancy, see this explainer on FHA loan occupancy rules.
Make-ready checklist and budgeting
Before you show the home, handle safety items and refresh the spaces tenants notice most. Get 2 to 3 local bids for any significant work and save all invoices for your records and taxes.
- Deep clean, paint touch-ups or full repaint where needed.
- Flooring fixes or replacement where worn or damaged.
- HVAC service and filter changes; verify cooling performance.
- Plumbing and electrical repairs for leaks, drips, outlets, and GFCIs.
- Appliance service or replacement for reliability.
- Rekey or install keyless entry; verify window locks.
- Smoke and carbon monoxide alarms per code.
- Landscaping refresh and basic pest treatment.
- Professional photos and clear, accurate marketing.
Aim for durable finishes, simple color palettes, and low-maintenance landscaping. Keep receipts, serial numbers, and warranty info in a single folder so you can prove maintenance and support any deposit deductions later.
Managing your rental day to day
Smooth operations protect your time and reduce risk. Set up systems before move-in.
Screening and fair, consistent policies
Apply the same written criteria to every applicant and retain applications, screening reports, and decisions. Keep your ads and communications neutral and consistent with fair housing standards. Local resources are available on Goodyear’s Fair Housing page.
Lease, move-in checklist, and deposits
Use a written lease that aligns with Arizona law. Provide a move-in condition form with photos, note any pre-existing issues, and explain how utilities and landscape care will be handled. Follow Arizona’s deposit accounting and refund timelines as outlined in ARS 33-1321.
Maintenance and documentation
Respond promptly to habitability issues and keep records of all work. Preventative maintenance reduces emergencies and tenant churn. Arizona’s habitability standard is your baseline, which you can review at ARS 33-1324.
Owner operations setup
- Open a dedicated bank account for rent and expenses.
- Keep a maintenance reserve for repairs and turns.
- Store your lease, addenda, receipts, photos, and notices in a cloud folder.
- Use written notices and timelines that follow ARS 33-1368 if issues arise.
Should you rent it or sell it?
Look at both paths using simple investor metrics, then apply your risk tolerance and timeline.
- Gross Rent Multiplier: Property value divided by annual rent. Lower is generally better when comparing similar assets.
- Net Operating Income and Cap Rate: NOI divided by property value. Compare to your target return and other investments.
- Cash-on-Cash Return: Annual cash flow after mortgage divided by your actual cash invested.
- Tax and Liquidity: Renting adds depreciation benefits but creates potential depreciation recapture at sale. Selling unlocks equity and ends landlord duties. Review rental tax rules in IRS Pub. 527.
How to run the quick test:
Build a 12-month pro forma using rent near the middle of your local comps. Add a modest vacancy factor, realistic maintenance, insurance, property taxes, and any management cost.
Compare that to a sell scenario using a current market valuation, estimated closing costs, and your CPA’s estimate of taxes if applicable.
If your after-tax cash flow is thin or negative and you want liquidity for your next move, selling may fit. If returns meet your target and you want long-term appreciation potential, renting can make sense.
If you want Goodyear-specific rent comps and a clear sell-versus-rent analysis tailored to your home, reach out. You will get practical, property-management-informed guidance and a local pricing view to support your decision. Schedule a consultation with Gabriel Santellano.
FAQs
What can a 3-bedroom Goodyear home rent for in 2026?
- Many single-family 3-bedrooms may pencil around $1,800 to $2,300, depending on size, condition, and location; confirm with live comps and citywide context from RentCafe and Apartments.com.
Do I need a Goodyear rental license for long-term leases?
- Goodyear’s short-term rentals have a license program, while long-term rentals are addressed through city TPT guidance as of Jan 1, 2025; review the city’s rental tax page for current steps.
What Arizona rules govern security deposits and refunds?
- Arizona sets limits and requires an itemized statement plus timely refunds after move-out; see ARS 33-1321.
What disclosures do I need for older homes?
- For homes built before 1978, provide the federal lead-based paint disclosure and EPA/HUD pamphlet before lease signing; see the EPA disclosure rule.
What notice is required for nonpayment of rent in Arizona?
- A 5-day pay-or-quit notice is required before filing a special detainer; details are at ARS 33-1368.
Do I need different insurance once I rent my home?
- Yes; a landlord dwelling policy typically replaces a homeowner policy for rentals, and added liability or umbrella coverage may be prudent; premiums are usually deductible as explained here: rental income and insurance basics.
